CONSTRUCTION QUALITY

A L.K.Q.S.S. COMPLIANCE & REGULATORY RULING

?

CONSTRUCTION QUALITY

?

The following may assist you in determining whether a building should be classified as ECONOMY, FAIR, AVERAGE, GOOD, VERY GOOD, or EXCELLENT.

?

If you have difficulty in assigning the proper quality to the building, confirm the specifications or characteristics against the following information.

?

The quality will be indicated by the heading containing a majority of the building’s characteristics.

?

It is important to remember that the overall size of the structure can have a major bearing on the quality rank chosen for valuating purposes.

?

The specifications listed are not, of course, definite, but may be taken as generally indicative of the quality found under the various types of buildings.

?

Unusual buildings with the best in ornamental materials, hand- built artistry and meticulous attention to detail such as found in High Value Buildings may not apply here.

?

ECONOMY QUALITY it is also referred to as Minimal or Cheap Construction.

·??????GENERAL DESCRIPTION: A structure deficient in finishes typical for its use, or below standard building codes. Usually built as a shell or outside cities or before standard building codes were established. Especially typical are summer cottages and farm sheds.

·??????ROOFING: Light trusses, wide spacing, shed or low gable, light- gauge corrugated metal, rolled composition.

·??????OUTSIDE WALLS: Light single wall, rough masonry, boards, etc. No ornamentation. Few uncased openings.

·??????FRAME: Light pre-engineered frame. Studding or posts widely spaced. Minimum bracing, standard-grade lumber only.

·??????FLOORS: Rough concrete or light sheathing with widely spaced joists. Low-cost asphalt or vinyl composition tile.

·??????CEILINGS: Unfinished or plain wall board.

·??????INTERIOR: Usually unfinished or few rough partitions. Uncased openings.

·??????BUILT-IN FIXTURES: Usually none.

·??????PLUMBING: None or very limited service.

·??????LIGHTING: Open wiring, few outlets or no fixtures.

?

FAIR QUALITY it is also referred to as Low-Cost Construction.

·??????GENERAL DESCRIPTION: The same as “Average,” but with no extras. Built at the lowest practical cost to still pass building codes. Very plain but substantial buildings. Typically speculative construction or from stock plans and off- the- shelf components. May be considered standard in low- cost areas.

·??????ROOFING: Same as “Average,” but with no extras. Low slopes with simple gables.

·??????OUTSIDE WALLS: Standard Substantial, but for utility only. No ornamentation. Plain casings. Generally minimum fenestration.

·??????FRAME: Open wood or unprotected steel only. Light framing fairly well braced.

·??????FLOORS: Unfinished concrete, light sheathing, minimum- grade carpet, vinyl composition tile.

·??????CEILINGS: Plain drywall, boards or low- cost dropped ceilings. Paint only.

·??????INTERIOR: Plain wallboard, block partitions, painted surfaces only, plain cased openings.

·??????BUILT-IN FIXTURES: Little shelving, plain cabinets.

·??????PLUMBING: Minimum or plain fixtures.

·??????LIGHTING: Usual outlets, plain or industrial fixtures.

?

AVERAGE QUALITY This quality meets the minimum code requirements for the National Building Code of Canada.

·??????GENERAL DESCRIPTION: The most common, frequently owner- or contractor- designed. Workmanship is professional, but extras in craftsmanship not in evidence. Materials are service-able, but built for a price. These buildings are basically little above minimum uniform building code requirements.

·??????ROOFING: Engineered trusses, some hip or mansard, light composition shingles, built- up, standard gutters.

·??????OUTSIDE WALLS:. Up to local building requirements. Standard thickness of masonry or stucco or good grade- lumber. Minimum ornamentation on front.

·??????FRAME: All types of frames. Subject to building inspection, but “quantity production” or speculative type.

·??????FLOORS: Plain concrete, standard carpet, vinyl composition sheet or tile, soft T& G or straight- laid hard-wood.

·??????CEILINGS: Textured drywall or skim- coat plaster, standard acoustical panels.

·??????INTERIOR: Entirely drywalled or skim- coat plastered, ordinary trim, soft-wood doors.

·??????BUILT-IN FIXTURES: As found in average “production” structures.

·??????PLUMBING: Adequate fixtures. Ordinary quality.

·??????LIGHTING: Conduit or non-metallic sheathed wiring, inexpensive fixtures. Adequate outlets.

?

GOOD QUALITY This quality should be used when the building owner updates finishes, features, and services and / or converts the original building design.

·??????GENERAL DESCRIPTION: Above average, but not uncommon in quality of materials and workmanship. Architects and reputable contractors are retained for this work. May be considered only standard construction in high- cost areas.

·??????ROOFING: Good trusses, heavy composition shingles or built- up, elastomeric, formed metal or concrete tile. Finished soffits.

·??????OUTSIDE WALLS: A refined average, careful workmanship. Well ornamented front, Fully braced. Best basic construction.

·??????FRAME: Well framed, with engineering design.

·??????FLOORS: Good- quality hardwood or terrazzo. Above- average carpet and resilient flooring.

·??????CEILINGS: Metal lath, coved, some staff ornamentation or beaming.

·??????INTERIOR: Good drywall, wood, metal lath or tile partitions, softwood doors and trim.

·??????BUILT-IN FIXTURES: Many or substantial fixtures in softwood.

·??????PLUMBING: As “Average,” but better quality. Situated for convenience.

·??????LIGHTING: Many or better- type fixtures in principal rooms.

?

VERY GOOD QUALITY This quality should be used when the building owner updates finishes, features, and services and / or converts the original building design and / or increases the size of the building. All services are provided to the structure, air, steam, gas, water, refrigeration, electricity.

·??????GENERAL DESCRIPTION: Above average, but not uncommon in quality of materials and workmanship. Architects and reputable contractors are retained for this work. May be considered only standard construction in high- cost areas.

·??????ROOFING: Good trusses, heavy composition shingles or built- up, elastomeric, formed metal or concrete tile. Finished soffits.

·??????OUTSIDE WALLS: A refined average, careful workmanship. Well ornamented front, fully braced. Best basic construction.

·??????FRAME: Well framed, with engineering design.

·??????FLOORS: Good- quality hardwood or terrazzo. Above- average carpet and resilient flooring.

·??????CEILINGS: Metal lath, coved, some staff ornamentation or beaming.

·??????INTERIOR: Good drywall, wood, metal lath or tile partitions, softwood doors and trim.

·??????BUILT-IN FIXTURES: Many or substantial fixtures in softwood.

·??????PLUMBING: As “Average,” but better quality. Situated for convenience. One bathroom per suite or every two bedrooms. Full HVAC features.

·??????LIGHTING: Many or better- type fixtures in principal rooms.

?

EXCELLENT QUALITY This quality has an abundance of features built in and the ceiling heights are above standard.

·??????GENERAL DESCRIPTION: Custom- built buildings, embodying superior materials and workmanship, the best normally found, though not including special construction with unusual material and labor. Well- known architects and contractors are retained for this work.

·??????ROOFING: Complex roofs, best tiles, slate, elastomeric, copper or terne, skylights.

·??????OUTSIDE WALLS: Basic construction. Same as “Good,” but more or better ornamentation, terra cotta, face brick, cast stone, tile. Carefully finished and inspected. No evidence of rough or “cover- up” finish.

·??????FRAME: Framed as in “Good” quality.

·??????FLOORS: As “Good,” but halls and larger areas all ornamented. Inlaid parquet, marble or granite.

·??????CEILINGS: Best plaster, paneled or well beamed in principal rooms

·??????INTERIOR: As “Good,” but hardwood trim and doors. Best papers, matched stones and woods.

·??????BUILT-IN FIXTURES: Hardwood principal fixtures and all conveniences.

·??????PLUMBING: Colored or luxury plumbing fixtures. Above- average amount.

·??????LIGHTING: Well-designed fixtures throughout.

?

RESIDENTIAL QUALITY COMPARISON

?

LOW QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????400-4,000

Style???????????????????????????1 Storey, 2 Storey

Shape?????????????????????????Approximately Square

Roof Cover???????????????????Tar & Gravel, Composite Shingles

Roof Design?????????????????Flat or Cottage/Gable

Roof Slope???????????????????None/Slight

Sky or Sun lights??????????None

Roof Dormers??????????????None

Roof Decks??????????????????None

Chaises???????????????????????None

Flues???????????????????????????Vent

?Exterior Wall Cover????????Plywood/Hardwood, Metal / Vinyl Siding, Concrete Block, Stucco, Wood Shingles,

????????????????????????????????????Poured Concrete

Wall Thickness?????????????4 inches

Eaves??????????????????????????None

Exterior Trim????????????????None

Fenestration?????????????????None

Sash???????????????????????????Minimal

Window Features??????????None

Wall Features???????????????None

Ceiling Cover ???????????????Paint, Wallpaper

Ceiling Style?????????????????Flat

Ceiling Height???????????????8 foot

Ceiling Features????????????None

Wall Cover???????????????????Paint, Wallpaper, Panelling

Wall Features???????????????None

Floor Cover??????????????????Carpet, Composite Tile/Sheet

Floor Features??????????????None

Entry Doors?????????????????Single

Entry Door Quality?????????Economy

Entry Door Hardware?????Economy

Sliding Entry Doors???????None

Interior Door Type?????????Slab

Interior Door Style?????????Plain

Interior Door Quality??????Economy

Interior Door Hardware??Economy

Number of Closets????????Minimal

Design of Closets??????????Coat, Clothes, Linen

Size of Closets??????????????Single

Closet Features?????????????None

Window Features??????????None

Stairs ( If Applicable )????Standard

Cabinetry?????????????????????Paint Grade

Cabinet Amounts??????????Minimal

Cabinet Quality?????????????Economical

Cabinet Styles??????????????Base, Wall

Counter Tops???????????????Butt-Edge Laminate

Plumbing Fixtures?????????5 each

Fixture Quality??????????????Economy

Faucet Quality??????????????Economy

Surround?????????????????????Plastic

Lighting???????????????????????Economy

Outlets????????????????????????Minimal

Built-In Appliances????????2 each

Heating System????????????Space

Fireplaces????????????????????None

?

FAIR QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????600-4,00

Style???????????????????????????1 Storey, 1 ? Storey, 2 Storey, Bi-Level, Split/Tri-Level

Shape?????????????????????????Rectangular or Slightly Irregular

Roof Cover???????????????????Tar & Gravel, Composite Shingles

Roof Design?????????????????Flat or Cottage/Gable

Roof Slope???????????????????None/Slight

Sky or Sun lights??????????None

Roof Dormers??????????????None

Roof Decks??????????????????None

Chaises???????????????????????None

Flues???????????????????????????Vent

?Exterior Wall Cover????????Plywood/Hardwood, Metal / Vinyl Siding, Concrete Block, Stucco, Wood Shingles,

????????????????????????????????????Poured Concrete

Wall Thickness?????????????4 inches

Eaves??????????????????????????Minimal (6 inches)

Exterior Trim????????????????Minimal

Fenestration?????????????????Minimal

Sash???????????????????????????Minimal

Window Features??????????None

Wall Features???????????????Wood

Ceiling Cover ???????????????Paint, Wallpaper

Ceiling Style?????????????????Flat

Ceiling Height???????????????8 foot

Ceiling Features????????????None

Wall Cover???????????????????Paint, Wallpaper, Panelling

Wall Features???????????????Border

Floor Cover??????????????????Carpet, Composite Tile/Sheet

Floor Features??????????????Baseboards

Entry Doors?????????????????Single

Entry Door Quality?????????Economy

Entry Door Hardware?????Economy

Sliding Entry Doors???????None

Interior Door Type?????????Slab

Interior Door Style?????????Plain

Interior Door Quality??????Economy

Interior Door Hardware??Economy

Number of Closets????????Minimal

Design of Closets??????????Coat, Clothes, Linen

Size of Closets??????????????Single

Closet Features?????????????None

Window Features??????????None

Stairs ( If Applicable )????Standard

Cabinetry?????????????????????Vinyl Veneer

Cabinet Amounts??????????Minimal

Cabinet Quality?????????????Economical

Cabinet Styles??????????????Base,Wall

Counter Tops???????????????Butt-Edge Laminate

Plumbing Fixtures?????????6 each

Fixture Quality??????????????Economy

Faucet Quality??????????????Economy

Surround?????????????????????Plastic

Lighting???????????????????????Economy

Outlets????????????????????????Minimal

Built-In Appliances????????4 each

Heating System????????????Electric

Fireplaces????????????????????None

?

AVERAGE QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????1,200 – 5,600

Style???????????????????????????1 Storey, 1 ? Storey, 2 Storey, 2 ?, Bi-Level, Split/Tri-Level

Shape?????????????????????????Rectangular or Slightly Irregular

Roof Cover???????????????????Tar & Gravel, Composite Shingles

Roof Design?????????????????Flat or Cottage/Gable

Roof Slope???????????????????Low

Sky or Sun lights??????????Sly or Sun, , ingle

Roof Dormers??????????????Shed

Roof Decks??????????????????Balcony

Chaises???????????????????????Single

Flues???????????????????????????Prefab

?Exterior Wall Cover????????Plywood/Hardwood, Metal / Vinyl Siding, Concrete Block, Stucco, Wood Shingles,

????????????????????????????????????Poured Concrete

Wall Thickness?????????????4 inches

Eaves??????????????????????????Adequate (18 inches)

Exterior Trim????????????????Moderate

Fenestration?????????????????Moderate

Sash???????????????????????????Moderate

Window Features??????????None

Wall Features???????????????Brick

Ceiling Cover ???????????????Panelling, Softwood, Acoustical

Ceiling Style?????????????????Cathedral

Ceiling Height???????????????8 foot

Ceiling Features????????????Texture

Wall Cover???????????????????Acoustical, Ceramic, Softwood

Wall Features???????????????Mirror

Floor Cover??????????????????Hardwood, Ceramic Tile

Floor Features??????????????Borders, Resilient Traffic

Entry Doors?????????????????Single, 1 Side Lite

Entry Door Quality?????????Standard

Entry Door Hardware?????Standard

Sliding Entry Doors???????Aluminum

Interior Door Type?????????Sliding, Bifold, Accordion

Interior Door Style?????????Raised Panel

Interior Door Quality??????Standard

Interior Door Hardware??Standard

Number of Closets????????Adequate

??Design of Closets?????????Staircase, Storage

Size of Closets??????????????Double

Closet Features?????????????None

Window Features??????????Mullions

Stairs ( If Applicable )????Standard

Cabinetry?????????????????????Prefinished, Laminate Plastic, Wood Veneer

Cabinet Amounts??????????Adequate

Cabinet Quality?????????????Standard

Cabinet Styles??????????????Pantry (Tall), Vanity

Counter Tops???????????????Cove top Laminate

Plumbing Fixtures?????????8 each

Fixture Quality??????????????Average

Faucet Quality??????????????Average

Surround?????????????????????Ceramic

Lighting???????????????????????Ceiling Fan, Standard, Sunshine

Outlets????????????????????????Moderate

Built-In Appliances????????5 each

Heating System????????????Forced Air Furnace

Fireplaces????????????????????1 each

?

GOOD QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????800 – 6,000

Style???????????????????????????1 Storey, 1 ? Storey, 2 Storey, 2 ? Storey, Bi-Level, Split/Tri-Level

Shape?????????????????????????Long Rectangular or Irregular

Roof Cover???????????????????Wood Shingles

Roof Design?????????????????Hip / Valley

Roof Slope???????????????????Moderate

Sky or Sun lights??????????Sky, Bank

Roof Dormers??????????????Shed

Roof Decks??????????????????Balcony

Chaises???????????????????????Single

Flues???????????????????????????Prefab

?Exterior Wall Cover???????Stucco on Block, Wood Siding, Synthetic Plaster, Rustic Log, Masonry Veneer,

????????????????????????????????????Common Brick

Wall Thickness?????????????6 inches plus

Eaves??????????????????????????Moderate (30 inches)

Exterior Trim????????????????Good

Fenestration?????????????????Good

Sash???????????????????????????Good

Window Features??????????Bars

Wall Features???????????????Stone / Glass

Ceiling Cover ???????????????Ceramic, Hardwood, Marble, Glass / Mirror, Wall Covering

Ceiling Style?????????????????Cathedral

Ceiling Height???????????????8 foot

Ceiling Features????????????Stencil / Sponge, Mouldings

Wall Cover???????????????????Glass / Mirror, Hardwood, Wall Covering

Wall Features???????????????Glass Blocks, Texture, Wainscotting

Floor Cover??????????????????Vinyl Tile / Sheet, Terrazzo / Quarry Tile, Resilient /Laminate

Floor Features??????????????Raised / Sunken, Designer

Entry Doors?????????????????Single, 2 Side Lites

Entry Door Quality?????????Standard

Entry Door Hardware?????Standard

Sliding Entry Doors???????Aluminum

Interior Door Type?????????French

Interior Door Style?????????Louvered, Mirrored

Interior Door Quality??????Standard

Interior Door Hardware??Standard

Number of Closets????????Adequate

Design of Closets??????????Staircase, Storage

Size of Closets??????????????Triple

Closet Features?????????????Organizer

Window Features??????????Stained Glass, Leaded Glass

Stairs ( If Applicable )????Hardwood

Cabinetry?????????????????????Enamel

Cabinet Amounts??????????Adequate

Cabinet Quality?????????????Standard

Cabinet Styles??????????????Peninsula

Counter Tops???????????????Ceramic

Plumbing Fixtures?????????11 each

Fixture Quality??????????????Good

Faucet Quality??????????????Good

Surround?????????????????????Glass / Mirror

Lighting???????????????????????Cabinet, Chandelier, Indirect, Luminous, Pot

Outlets????????????????????????Adequate

Built-In Appliances????????7 each

Heating System????????????Baseboard Hot Water

Fireplaces????????????????????2 each

?

VERY GOOD QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????1,600 – 6,400

Style???????????????????????????1 Storey, 1 ? Storey, 2 Storey, 2 ? Storey, Bi-Level, Split/Tri-Level

Shape?????????????????????????Long Rectangular or Irregular

Roof Cover???????????????????Wood Shakes, Aluminum Shingles / Shake

Roof Design?????????????????Hip / Valley

Roof Slope???????????????????Moderate

Sky or Sun lights??????????Sky, Bank

Roof Dormers??????????????Shed

Roof Decks??????????????????Balcony

Chaises???????????????????????Single

Flues???????????????????????????Liner

?Exterior Wall Cover????????Stucco on Block, Wood Siding, Synthetic Plaster, Rustic Log, Masonry Veneer,

????????????????????????????????????Common Brick

Wall Thickness?????????????6 inches plus

Eaves??????????????????????????Moderate (30 inches)

Exterior Trim????????????????Well Designed

Fenestration?????????????????Well Designed

Sash???????????????????????????Well Designed

Window Features??????????Awnings

Wall Features???????????????Granite

Ceiling Cover ???????????????Ceramic, Hardwood, Marble, Glass / Mirror, Wall Covering

Ceiling Style?????????????????Vaulted

Ceiling Height???????????????9 foot

Ceiling Features????????????Beams

Wall Cover???????????????????Glass / Mirror, Hardwood, Wall Covering

Wall Features???????????????Glass Blocks, Texture, Wainscotting

Floor Cover??????????????????Vinyl Tile / Sheet, Terrazzo / Quarry Tile, Resilient /Laminate

Floor Features??????????????Raised / Sunken, Designer

Entry Doors?????????????????Double

Entry Door Quality?????????Standard

Entry Door Hardware?????Standard

Sliding Entry Doors???????Aluminum

Interior Door Type?????????French

Interior Door Style?????????Glazed

Interior Door Quality??????Standard

Interior Door Hardware??Standard

Number of Closets????????Ample

Design of Closets??????????Shoe

Size of Closets??????????????Wardrobe, Walk-in

Closet Features?????????????Built-ins

Window Features??????????Beveled Glass, Seats

Stairs ( If Applicable )????Custom, Tile Stone

Cabinetry?????????????????????Solid Plastic

Cabinet Amounts??????????Ample

Cabinet Quality?????????????Standard

Cabinet Styles??????????????Desk, Island, Shelving

Counter Tops???????????????Solid Plastic

Plumbing Fixtures?????????14 each

Fixture Quality??????????????Good

Faucet Quality??????????????Good

Surround?????????????????????Glass / Mirror

Lighting???????????????????????Cabinet, Chandelier, Indirect, Luminous, Pot

Outlets????????????????????????Adequate

Built-In Appliances????????10 each

Heating System????????????Baseboard Hot Water

Fireplaces????????????????????3 each

?

EXCELLENT QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????1,600 – 8,000

Style???????????????????????????1 Storey, 1 ? Storey, 2 Storey, 2 ? Storey, Split/Tri-Level

Shape?????????????????????????Very Irregular

Roof Cover???????????????????Concrete or Clay Tile

Roof Design?????????????????Custom

Roof Slope???????????????????Steep

Sky or Sun lights??????????Sky, Transom

Roof Dormers??????????????Shed

Roof Decks??????????????????Balcony

Chaises???????????????????????Triple

Flues???????????????????????????Liner

?Exterior Wall Cover???????Stucco on Block, Wood Siding, Synthetic Plaster, Rustic Log, Masonry Veneer,

????????????????????????????????????Common Brick

Wall Thickness?????????????6 inches plus

Eaves??????????????????????????Ample (30 inches plus)

Exterior Trim????????????????Custom

Fenestration?????????????????Custom

Sash???????????????????????????Custom

Window Features??????????Roll Shutters

Wall Features???????????????Marble

Ceiling Cover ???????????????Ceramic, Hardwood, Marble, Glass / Mirror, Wall Covering

Ceiling Style?????????????????Vaulted

Ceiling Height???????????????10 foot

Ceiling Features????????????Cove / Coffered

Wall Cover???????????????????Marble Granite

Wall Features???????????????Pillars, Stud Shelves, Built-in Carpentry

Floor Cover??????????????????Marble / Granite

Floor Features??????????????Marble / Granite in Entry / Bath

Entry Doors?????????????????Double, 2 Side Lites

Entry Door Quality?????????Custom

Entry Door Hardware?????Custom

Sliding Entry Doors???????Wood

Interior Door Type?????????Custom

Interior Door Style?????????Stenciled

Interior Door Quality??????Custom

Interior Door Hardware??Custom

Number of Closets????????Ample

Design of Closets??????????Shoe

Size of Closets??????????????Room

Closet Features?????????????His / Hers

Window Features??????????Etched Glass

Stairs ( If Applicable )????Custom, Marble / Granite

Cabinetry?????????????????????Custom

Cabinet Amounts??????????Ample

Cabinet Quality?????????????Custom

Cabinet Styles??????????????Desk, Island, Shelving

Counter Tops???????????????Marble / Granite

Plumbing Fixtures?????????17 each

Fixture Quality??????????????Custom

Faucet Quality??????????????Custom

Surround?????????????????????Marble / Granite

Lighting???????????????????????Antique, Custom, Scone

Outlets????????????????????????Ample

Built-In Appliances????????14 each

Heating System????????????Radiant Hot Water

Fireplaces????????????????????4 each

?

It is recommended that a professional insurance appraiser evaluate the residence once the residence’s size exceeds 4,000 square feet of finished floor area, or the quality of the residence changes from good to very good or better.

?

A professional insurance appraiser should be retained to evaluate the higher design qualities such as a High Value Residence - Class 1, Class 2, Class 3, Class 4, Class 5, or Class 6.

?

It is not uncommon for an architect or home designer to add features from a higher quality of residence into a lower quality of residence such as French doors in an average quality home.

?

This comparison is designed to assist you in assessing the quality of the residence to make an informed decision regarding the value of the home.

?

Programmed based estimating systems such as the RCT Marshall Swift / Boeckh programs do work very well for residences less than 4,000 square feet of finished floor area and quality of residences that fall within the low, fair, average, and good quality ranges.

?

Residences that fall under the National Building Code which specifies “minimum code requirements” are average quality and up. Fair quality is residences that followed the building code at the time of construction but no longer are within the National Building Code.?Low quality residences are residences constructed without following building code guidelines, permits or inspections.?

?

For an agriculture, commercial, industrial, or institutional building, an accredited reproduction appraiser should be hired to valuate this type of building.

?

BRITISH COLUMBIA BUILDING CODE CHANGES

In 2006 the British Columbia Building Code changed to the National Building Code at which time the quality of construction and materials for residential construction changed at the same time. Prior to this change the quality had 6 classifications with 4 grades of construction which were reduced to 4 classifications with 6 grades of construction. Below Average Quality is not up to Building Code Standards.

?

NEW CLASSIFICATION (after 2006)

Luxury Quality previously (before 2006) known as:

·??????Excellent Quality Grade A

·??????Excellent Quality Grade B

·??????Excellent Quality Grade C

·??????Excellent Quality Grade D

·??????Very Good Quality Grade A

·??????Very Good Quality Grade B

?

Custom Quality previously (before 2006) known as:

·??????Very Good Quality Grade C

·??????Very Good Quality Grade D

·??????Good Quality Grade A

·??????Good Quality Grade B

·??????Good Quality Grade C

·??????Good Quality Grade D

?

Average Quality previously (before 2006) known as:

·??????Average Quality Grade A

·??????Average Quality Grade B

·??????Average Quality Grade C

·??????Average Quality Grade D

·??????Fair Quality Grade A

·??????Fair Quality Grade B

?

Economy Quality previously (before 2006) known as:

·??????Fair Quality Grade C

·??????Fair Quality Grade D

·??????Low Quality Grade A

·??????Low Quality Grade B

·??????Low Quality Grade C

·??????Low Quality Grade D

?

Please Note: These grades did not nor do not exist. They are for explanation purposes only to show the reduction from 6 quality groups to 4 quality groups.

?

Although, this change incorporated the two higher grades of Fair Quality into acceptable building code, overall, it upgraded requirements for building construction in British Columbia.

?

This change allows for an expanded range of construction costs with an expanded dollar range in the quality of construction. The pitfall in as far as insurance is concerned the inexperienced damage assessors will give the higher range of like kind value that what was there.

?

This change will mainly affect upgrading for foundations, framing, insulation, building envelope, windows, exterior doors, roofing, electrical, plumbing, heating, and fire suppression.

?

Around the same time as the building code changes, most municipalities are streamlining and adapting standard building bylaw requirements from a common generic standpoint. As an example, if 75 % of the building is damaged by fire, water or wind the entire structure has to be replaced.

?

?

Need an independent Compliance & Regulatory Ruling or Review email us at [email protected] with the following information.

·??????Your name

·??????Your email address

·??????Your phone number

·??????A synopsis of the situation

A L.K.Q.S.S. COMPLIANCE & REGULATORY RULING

?

CONSTRUCTION QUALITY

?

The following may assist you in determining whether a building should be classified as ECONOMY, FAIR, AVERAGE, GOOD, VERY GOOD, or EXCELLENT.

?

If you have difficulty in assigning the proper quality to the building, confirm the specifications or characteristics against the following information.

?

The quality will be indicated by the heading containing a majority of the building’s characteristics.

?

It is important to remember that the overall size of the structure can have a major bearing on the quality rank chosen for valuating purposes.

?

The specifications listed are not, of course, definite, but may be taken as generally indicative of the quality found under the various types of buildings.

?

Unusual buildings with the best in ornamental materials, hand- built artistry and meticulous attention to detail such as found in High Value Buildings may not apply here.

?

ECONOMY QUALITY it is also referred to as Minimal or Cheap Construction.

·??????GENERAL DESCRIPTION: A structure deficient in finishes typical for its use, or below standard building codes. Usually built as a shell or outside cities or before standard building codes were established. Especially typical are summer cottages and farm sheds.

·??????ROOFING: Light trusses, wide spacing, shed or low gable, light- gauge corrugated metal, rolled composition.

·??????OUTSIDE WALLS: Light single wall, rough masonry, boards, etc. No ornamentation. Few uncased openings.

·??????FRAME: Light pre- engineered frame. Studding or posts widely spaced. Minimum bracing, standard-grade lumber only.

·??????FLOORS: Rough concrete or light sheathing with widely spaced joists. Low-cost asphalt or vinyl composition tile.

·??????CEILINGS: Unfinished or plain wall board.

·??????INTERIOR: Usually unfinished or few rough partitions. Uncased openings.

·??????BUILT-IN FIXTURES: Usually none.

·??????PLUMBING: None or very limited service.

·??????LIGHTING: Open wiring, few outlets or no fixtures.

?

FAIR QUALITY it is also referred to as Low-Cost Construction.

·??????GENERAL DESCRIPTION: The same as “Average,” but with no extras. Built at the lowest practical cost to still pass building codes. Very plain but substantial buildings. Typically speculative construction or from stock plans and off- the- shelf components. May be considered standard in low- cost areas.

·??????ROOFING: Same as “Average,” but with no extras. Low slopes with simple gables.

·??????OUTSIDE WALLS: Standard Substantial, but for utility only. No ornamentation. Plain casings. Generally minimum fenestration.

·??????FRAME: Open wood or unprotected steel only. Light framing fairly well braced.

·??????FLOORS: Unfinished concrete, light sheathing, minimum- grade carpet, vinyl composition tile.

·??????CEILINGS: Plain drywall, boards or low- cost dropped ceilings. Paint only.

·??????INTERIOR: Plain wallboard, block partitions, painted surfaces only, plain cased openings.

·??????BUILT-IN FIXTURES: Little shelving, plain cabinets.

·??????PLUMBING: Minimum or plain fixtures.

·??????LIGHTING: Usual outlets, plain or industrial fixtures.

?

AVERAGE QUALITY This quality meets the minimum code requirements for the National Building Code of Canada.

·??????GENERAL DESCRIPTION: The most common, frequently owner- or contractor- designed. Workmanship is professional, but extras in craftsmanship not in evidence. Materials are service-able, but built for a price. These buildings are basically little above minimum uniform building code requirements.

·??????ROOFING: Engineered trusses, some hip or mansard, light composition shingles, built- up, standard gutters.

·??????OUTSIDE WALLS:. Up to local building requirements. Standard thickness of masonry or stucco or good grade- lumber. Minimum ornamentation on front.

·??????FRAME: All types of frames. Subject to building inspection, but “quantity production” or speculative type.

·??????FLOORS: Plain concrete, standard carpet, vinyl composition sheet or tile, soft T& G or straight- laid hard-wood.

·??????CEILINGS: Textured drywall or skim- coat plaster, standard acoustical panels.

·??????INTERIOR: Entirely drywalled or skim- coat plastered, ordinary trim, soft-wood doors.

·??????BUILT-IN FIXTURES: As found in average “production” structures.

·??????PLUMBING: Adequate fixtures. Ordinary quality.

·??????LIGHTING: Conduit or non-metallic sheathed wiring, inexpensive fixtures. Adequate outlets.

?

GOOD QUALITY This quality should be used when the building owner updates finishes, features, and services and / or converts the original building design.

·??????GENERAL DESCRIPTION: Above average, but not uncommon in quality of materials and workmanship. Architects and reputable contractors are retained for this work. May be considered only standard construction in high- cost areas.

·??????ROOFING: Good trusses, heavy composition shingles or built- up, elastomeric, formed metal or concrete tile. Finished soffits.

·??????OUTSIDE WALLS: A refined average, careful workmanship. Well ornamented front, Fully braced. Best basic construction.

·??????FRAME: Well framed, with engineering design.

·??????FLOORS: Good- quality hardwood or terrazzo. Above- average carpet and resilient flooring.

·??????CEILINGS: Metal lath, coved, some staff ornamentation or beaming.

·??????INTERIOR: Good drywall, wood, metal lath or tile partitions, softwood doors and trim.

·??????BUILT-IN FIXTURES: Many or substantial fixtures in softwood.

·??????PLUMBING: As “Average,” but better quality. Situated for convenience.

·??????LIGHTING: Many or better- type fixtures in principal rooms.

?

VERY GOOD QUALITY This quality should be used when the building owner updates finishes, features, and services and / or converts the original building design and / or increases the size of the building. All services are provided to the structure, air, steam, gas, water, refrigeration, electricity.

·??????GENERAL DESCRIPTION: Above average, but not uncommon in quality of materials and workmanship. Architects and reputable contractors are retained for this work. May be considered only standard construction in high- cost areas.

·??????ROOFING: Good trusses, heavy composition shingles or built- up, elastomeric, formed metal or concrete tile. Finished soffits.

·??????OUTSIDE WALLS: A refined average, careful workmanship. Well ornamented front, fully braced. Best basic construction.

·??????FRAME: Well framed, with engineering design.

·??????FLOORS: Good- quality hardwood or terrazzo. Above- average carpet and resilient flooring.

·??????CEILINGS: Metal lath, coved, some staff ornamentation or beaming.

·??????INTERIOR: Good drywall, wood, metal lath or tile partitions, softwood doors and trim.

·??????BUILT-IN FIXTURES: Many or substantial fixtures in softwood.

·??????PLUMBING: As “Average,” but better quality. Situated for convenience. One bathroom per suite or every two bedrooms. Full HVAC features.

·??????LIGHTING: Many or better- type fixtures in principal rooms.

?

EXCELLENT QUALITY This quality has an abundance of features built in and the ceiling heights are above standard.

·??????GENERAL DESCRIPTION: Custom- built buildings, embodying superior materials and workmanship, the best normally found, though not including special construction with unusual material and labor. Well- known architects and contractors are retained for this work.

·??????ROOFING: Complex roofs, best tiles, slate, elastomeric, copper or terne, skylights.

·??????OUTSIDE WALLS: Basic construction. Same as “Good,” but more or better ornamentation, terra cotta, face brick, cast stone, tile. Carefully finished and inspected. No evidence of rough or “cover- up” finish.

·??????FRAME: Framed as in “Good” quality.

·??????FLOORS: As “Good,” but halls and larger areas all ornamented. Inlaid parquet, marble or granite.

·??????CEILINGS: Best plaster, paneled or well beamed in principal rooms

·??????INTERIOR: As “Good,” but hardwood trim and doors. Best papers, matched stones and woods.

·??????BUILT-IN FIXTURES: Hardwood principal fixtures and all conveniences.

·??????PLUMBING: Colored or luxury plumbing fixtures. Above- average amount.

·??????LIGHTING: Well-designed fixtures throughout.

?

RESIDENTIAL QUALITY COMPARISON

?

LOW QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????400-4,000

Style???????????????????????????1 Storey, 2 Storey

Shape?????????????????????????Approximately Square

Roof Cover???????????????????Tar & Gravel, Composite Shingles

Roof Design?????????????????Flat or Cottage/Gable

Roof Slope???????????????????None/Slight

Sky or Sun lights??????????None

Roof Dormers??????????????None

Roof Decks??????????????????None

Chaises???????????????????????None

Flues???????????????????????????Vent

?Exterior Wall Cover????????Plywood/Hardwood, Metal / Vinyl Siding, Concrete Block, Stucco, Wood Shingles,

????????????????????????????????????Poured Concrete

Wall Thickness?????????????4 inches

Eaves??????????????????????????None

Exterior Trim????????????????None

Fenestration?????????????????None

Sash???????????????????????????Minimal

Window Features??????????None

Wall Features???????????????None

Ceiling Cover ???????????????Paint, Wallpaper

Ceiling Style?????????????????Flat

Ceiling Height???????????????8 foot

Ceiling Features????????????None

Wall Cover???????????????????Paint, Wallpaper, Panelling

Wall Features???????????????None

Floor Cover??????????????????Carpet, Composite Tile/Sheet

Floor Features??????????????None

Entry Doors?????????????????Single

Entry Door Quality?????????Economy

Entry Door Hardware?????Economy

Sliding Entry Doors???????None

Interior Door Type?????????Slab

Interior Door Style?????????Plain

Interior Door Quality??????Economy

Interior Door Hardware??Economy

Number of Closets????????Minimal

Design of Closets??????????Coat, Clothes, Linen

Size of Closets??????????????Single

Closet Features?????????????None

Window Features??????????None

Stairs ( If Applicable )????Standard

Cabinetry?????????????????????Paint Grade

Cabinet Amounts??????????Minimal

Cabinet Quality?????????????Economical

Cabinet Styles??????????????Base, Wall

Counter Tops???????????????Butt-Edge Laminate

Plumbing Fixtures?????????5 each

Fixture Quality??????????????Economy

Faucet Quality??????????????Economy

Surround?????????????????????Plastic

Lighting???????????????????????Economy

Outlets????????????????????????Minimal

Built-In Appliances????????2 each

Heating System????????????Space

Fireplaces????????????????????None

?

FAIR QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????600-4,00

Style???????????????????????????1 Storey, 1 ? Storey, 2 Storey, Bi-Level, Split/Tri-Level

Shape?????????????????????????Rectangular or Slightly Irregular

Roof Cover???????????????????Tar & Gravel, Composite Shingles

Roof Design?????????????????Flat or Cottage/Gable

Roof Slope???????????????????None/Slight

Sky or Sun lights??????????None

Roof Dormers??????????????None

Roof Decks??????????????????None

Chaises???????????????????????None

Flues???????????????????????????Vent

?Exterior Wall Cover????????Plywood/Hardwood, Metal / Vinyl Siding, Concrete Block, Stucco, Wood Shingles,

????????????????????????????????????Poured Concrete

Wall Thickness?????????????4 inches

Eaves??????????????????????????Minimal (6 inches)

Exterior Trim????????????????Minimal

Fenestration?????????????????Minimal

Sash???????????????????????????Minimal

Window Features??????????None

Wall Features???????????????Wood

Ceiling Cover ???????????????Paint, Wallpaper

Ceiling Style?????????????????Flat

Ceiling Height???????????????8 foot

Ceiling Features????????????None

Wall Cover???????????????????Paint, Wallpaper, Panelling

Wall Features???????????????Border

Floor Cover??????????????????Carpet, Composite Tile/Sheet

Floor Features??????????????Baseboards

Entry Doors?????????????????Single

Entry Door Quality?????????Economy

Entry Door Hardware?????Economy

Sliding Entry Doors???????None

Interior Door Type?????????Slab

Interior Door Style?????????Plain

Interior Door Quality??????Economy

Interior Door Hardware??Economy

Number of Closets????????Minimal

Design of Closets??????????Coat, Clothes, Linen

Size of Closets??????????????Single

Closet Features?????????????None

Window Features??????????None

Stairs ( If Applicable )????Standard

Cabinetry?????????????????????Vinyl Veneer

Cabinet Amounts??????????Minimal

Cabinet Quality?????????????Economical

Cabinet Styles??????????????Base,Wall

Counter Tops???????????????Butt-Edge Laminate

Plumbing Fixtures?????????6 each

Fixture Quality??????????????Economy

Faucet Quality??????????????Economy

Surround?????????????????????Plastic

Lighting???????????????????????Economy

Outlets????????????????????????Minimal

Built-In Appliances????????4 each

Heating System????????????Electric

Fireplaces????????????????????None

?

AVERAGE QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????1,200 – 5,600

Style???????????????????????????1 Storey, 1 ? Storey, 2 Storey, 2 ?, Bi-Level, Split/Tri-Level

Shape?????????????????????????Rectangular or Slightly Irregular

Roof Cover???????????????????Tar & Gravel, Composite Shingles

Roof Design?????????????????Flat or Cottage/Gable

Roof Slope???????????????????Low

Sky or Sun lights??????????Sly or Sun, , ingle

Roof Dormers??????????????Shed

Roof Decks??????????????????Balcony

Chaises???????????????????????Single

Flues???????????????????????????Prefab

?Exterior Wall Cover????????Plywood/Hardwood, Metal / Vinyl Siding, Concrete Block, Stucco, Wood Shingles,

????????????????????????????????????Poured Concrete

Wall Thickness?????????????4 inches

Eaves??????????????????????????Adequate (18 inches)

Exterior Trim????????????????Moderate

Fenestration?????????????????Moderate

Sash???????????????????????????Moderate

Window Features??????????None

Wall Features???????????????Brick

Ceiling Cover ???????????????Panelling, Softwood, Acoustical

Ceiling Style?????????????????Cathedral

Ceiling Height???????????????8 foot

Ceiling Features????????????Texture

Wall Cover???????????????????Acoustical, Ceramic, Softwood

Wall Features???????????????Mirror

Floor Cover??????????????????Hardwood, Ceramic Tile

Floor Features??????????????Borders, Resilient Traffic

Entry Doors?????????????????Single, 1 Side Lite

Entry Door Quality?????????Standard

Entry Door Hardware?????Standard

Sliding Entry Doors???????Aluminum

Interior Door Type?????????Sliding, Bifold, Accordion

Interior Door Style?????????Raised Panel

Interior Door Quality??????Standard

Interior Door Hardware??Standard

Number of Closets????????Adequate

??Design of Closets?????????Staircase, Storage

Size of Closets??????????????Double

Closet Features?????????????None

Window Features??????????Mullions

Stairs ( If Applicable )????Standard

Cabinetry?????????????????????Prefinished, Laminate Plastic, Wood Veneer

Cabinet Amounts??????????Adequate

Cabinet Quality?????????????Standard

Cabinet Styles??????????????Pantry (Tall), Vanity

Counter Tops???????????????Cove top Laminate

Plumbing Fixtures?????????8 each

Fixture Quality??????????????Average

Faucet Quality??????????????Average

Surround?????????????????????Ceramic

Lighting???????????????????????Ceiling Fan, Standard, Sunshine

Outlets????????????????????????Moderate

Built-In Appliances????????5 each

Heating System????????????Forced Air Furnace

Fireplaces????????????????????1 each

?

GOOD QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????800 – 6,000

Style???????????????????????????1 Storey, 1 ? Storey, 2 Storey, 2 ? Storey, Bi-Level, Split/Tri-Level

Shape?????????????????????????Long Rectangular or Irregular

Roof Cover???????????????????Wood Shingles

Roof Design?????????????????Hip / Valley

Roof Slope???????????????????Moderate

Sky or Sun lights??????????Sky, Bank

Roof Dormers??????????????Shed

Roof Decks??????????????????Balcony

Chaises???????????????????????Single

Flues???????????????????????????Prefab

?Exterior Wall Cover???????Stucco on Block, Wood Siding, Synthetic Plaster, Rustic Log, Masonry Veneer,

????????????????????????????????????Common Brick

Wall Thickness?????????????6 inches plus

Eaves??????????????????????????Moderate (30 inches)

Exterior Trim????????????????Good

Fenestration?????????????????Good

Sash???????????????????????????Good

Window Features??????????Bars

Wall Features???????????????Stone / Glass

Ceiling Cover ???????????????Ceramic, Hardwood, Marble, Glass / Mirror, Wall Covering

Ceiling Style?????????????????Cathedral

Ceiling Height???????????????8 foot

Ceiling Features????????????Stencil / Sponge, Mouldings

Wall Cover???????????????????Glass / Mirror, Hardwood, Wall Covering

Wall Features???????????????Glass Blocks, Texture, Wainscotting

Floor Cover??????????????????Vinyl Tile / Sheet, Terrazzo / Quarry Tile, Resilient /Laminate

Floor Features??????????????Raised / Sunken, Designer

Entry Doors?????????????????Single, 2 Side Lites

Entry Door Quality?????????Standard

Entry Door Hardware?????Standard

Sliding Entry Doors???????Aluminum

Interior Door Type?????????French

Interior Door Style?????????Louvered, Mirrored

Interior Door Quality??????Standard

Interior Door Hardware??Standard

Number of Closets????????Adequate

Design of Closets??????????Staircase, Storage

Size of Closets??????????????Triple

Closet Features?????????????Organizer

Window Features??????????Stained Glass, Leaded Glass

Stairs ( If Applicable )????Hardwood

Cabinetry?????????????????????Enamel

Cabinet Amounts??????????Adequate

Cabinet Quality?????????????Standard

Cabinet Styles??????????????Peninsula

Counter Tops???????????????Ceramic

Plumbing Fixtures?????????11 each

Fixture Quality??????????????Good

Faucet Quality??????????????Good

Surround?????????????????????Glass / Mirror

Lighting???????????????????????Cabinet, Chandelier, Indirect, Luminous, Pot

Outlets????????????????????????Adequate

Built-In Appliances????????7 each

Heating System????????????Baseboard Hot Water

Fireplaces????????????????????2 each

?

VERY GOOD QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????1,600 – 6,400

Style???????????????????????????1 Storey, 1 ? Storey, 2 Storey, 2 ? Storey, Bi-Level, Split/Tri-Level

Shape?????????????????????????Long Rectangular or Irregular

Roof Cover???????????????????Wood Shakes, Aluminum Shingles / Shake

Roof Design?????????????????Hip / Valley

Roof Slope???????????????????Moderate

Sky or Sun lights??????????Sky, Bank

Roof Dormers??????????????Shed

Roof Decks??????????????????Balcony

Chaises???????????????????????Single

Flues???????????????????????????Liner

?Exterior Wall Cover????????Stucco on Block, Wood Siding, Synthetic Plaster, Rustic Log, Masonry Veneer,

????????????????????????????????????Common Brick

Wall Thickness?????????????6 inches plus

Eaves??????????????????????????Moderate (30 inches)

Exterior Trim????????????????Well Designed

Fenestration?????????????????Well Designed

Sash???????????????????????????Well Designed

Window Features??????????Awnings

Wall Features???????????????Granite

Ceiling Cover ???????????????Ceramic, Hardwood, Marble, Glass / Mirror, Wall Covering

Ceiling Style?????????????????Vaulted

Ceiling Height???????????????9 foot

Ceiling Features????????????Beams

Wall Cover???????????????????Glass / Mirror, Hardwood, Wall Covering

Wall Features???????????????Glass Blocks, Texture, Wainscotting

Floor Cover??????????????????Vinyl Tile / Sheet, Terrazzo / Quarry Tile, Resilient /Laminate

Floor Features??????????????Raised / Sunken, Designer

Entry Doors?????????????????Double

Entry Door Quality?????????Standard

Entry Door Hardware?????Standard

Sliding Entry Doors???????Aluminum

Interior Door Type?????????French

Interior Door Style?????????Glazed

Interior Door Quality??????Standard

Interior Door Hardware??Standard

Number of Closets????????Ample

Design of Closets??????????Shoe

Size of Closets??????????????Wardrobe, Walk-in

Closet Features?????????????Built-ins

Window Features??????????Beveled Glass, Seats

Stairs ( If Applicable )????Custom, Tile Stone

Cabinetry?????????????????????Solid Plastic

Cabinet Amounts??????????Ample

Cabinet Quality?????????????Standard

Cabinet Styles??????????????Desk, Island, Shelving

Counter Tops???????????????Solid Plastic

Plumbing Fixtures?????????14 each

Fixture Quality??????????????Good

Faucet Quality??????????????Good

Surround?????????????????????Glass / Mirror

Lighting???????????????????????Cabinet, Chandelier, Indirect, Luminous, Pot

Outlets????????????????????????Adequate

Built-In Appliances????????10 each

Heating System????????????Baseboard Hot Water

Fireplaces????????????????????3 each

?

EXCELLENT QUALITY CHARACTERISTICS

Size (S.F.F.A.)???????????????1,600 – 8,000

Style???????????????????????????1 Storey, 1 ? Storey, 2 Storey, 2 ? Storey, Split/Tri-Level

Shape?????????????????????????Very Irregular

Roof Cover???????????????????Concrete or Clay Tile

Roof Design?????????????????Custom

Roof Slope???????????????????Steep

Sky or Sun lights??????????Sky, Transom

Roof Dormers??????????????Shed

Roof Decks??????????????????Balcony

Chaises???????????????????????Triple

Flues???????????????????????????Liner

?Exterior Wall Cover???????Stucco on Block, Wood Siding, Synthetic Plaster, Rustic Log, Masonry Veneer,

????????????????????????????????????Common Brick

Wall Thickness?????????????6 inches plus

Eaves??????????????????????????Ample (30 inches plus)

Exterior Trim????????????????Custom

Fenestration?????????????????Custom

Sash???????????????????????????Custom

Window Features??????????Roll Shutters

Wall Features???????????????Marble

Ceiling Cover ???????????????Ceramic, Hardwood, Marble, Glass / Mirror, Wall Covering

Ceiling Style?????????????????Vaulted

Ceiling Height???????????????10 foot

Ceiling Features????????????Cove / Coffered

Wall Cover???????????????????Marble Granite

Wall Features???????????????Pillars, Stud Shelves, Built-in Carpentry

Floor Cover??????????????????Marble / Granite

Floor Features??????????????Marble / Granite in Entry / Bath

Entry Doors?????????????????Double, 2 Side Lites

Entry Door Quality?????????Custom

Entry Door Hardware?????Custom

Sliding Entry Doors???????Wood

Interior Door Type?????????Custom

Interior Door Style?????????Stenciled

Interior Door Quality??????Custom

Interior Door Hardware??Custom

Number of Closets????????Ample

Design of Closets??????????Shoe

Size of Closets??????????????Room

Closet Features?????????????His / Hers

Window Features??????????Etched Glass

Stairs ( If Applicable )????Custom, Marble / Granite

Cabinetry?????????????????????Custom

Cabinet Amounts??????????Ample

Cabinet Quality?????????????Custom

Cabinet Styles??????????????Desk, Island, Shelving

Counter Tops???????????????Marble / Granite

Plumbing Fixtures?????????17 each

Fixture Quality??????????????Custom

Faucet Quality??????????????Custom

Surround?????????????????????Marble / Granite

Lighting???????????????????????Antique, Custom, Scone

Outlets????????????????????????Ample

Built-In Appliances????????14 each

Heating System????????????Radiant Hot Water

Fireplaces????????????????????4 each

?

It is recommended that a professional insurance appraiser evaluate the residence once the residence’s size exceeds 4,000 square feet of finished floor area, or the quality of the residence changes from good to very good or better.

?

A professional insurance appraiser should be retained to evaluate the higher design qualities such as a High Value Residence - Class 1, Class 2, Class 3, Class 4, Class 5, or Class 6.

?

It is not uncommon for an architect or home designer to add features from a higher quality of residence into a lower quality of residence such as French doors in an average quality home.

?

This comparison is designed to assist you in assessing the quality of the residence to make an informed decision regarding the value of the home.

?

Programmed based estimating systems such as the RCT Marshall Swift / Boeckh programs do work very well for residences less than 4,000 square feet of finished floor area and quality of residences that fall within the low, fair, average, and good quality ranges.

?

Residences that fall under the National Building Code which specifies “minimum code requirements” are average quality and up. Fair quality is residences that followed the building code at the time of construction but no longer are within the National Building Code.?Low quality residences are residences constructed without following building code guidelines, permits or inspections.?

?

For an agriculture, commercial, industrial, or institutional building, an accredited reproduction appraiser should be hired to valuate this type of building.

?

BRITISH COLUMBIA BUILDING CODE CHANGES

In 2006 the British Columbia Building Code changed to the National Building Code at which time the quality of construction and materials for residential construction changed at the same time. Prior to this change the quality had 6 classifications with 4 grades of construction which were reduced to 4 classifications with 6 grades of construction. Below Average Quality is not up to Building Code Standards.

?

NEW CLASSIFICATION (after 2006)

Luxury Quality previously (before 2006) known as:

·??????Excellent Quality Grade A

·??????Excellent Quality Grade B

·??????Excellent Quality Grade C

·??????Excellent Quality Grade D

·??????Very Good Quality Grade A

·??????Very Good Quality Grade B

?

Custom Quality previously (before 2006) known as:

·??????Very Good Quality Grade C

·??????Very Good Quality Grade D

·??????Good Quality Grade A

·??????Good Quality Grade B

·??????Good Quality Grade C

·??????Good Quality Grade D

?

Average Quality previously (before 2006) known as:

·??????Average Quality Grade A

·??????Average Quality Grade B

·??????Average Quality Grade C

·??????Average Quality Grade D

·??????Fair Quality Grade A

·??????Fair Quality Grade B

?

Economy Quality previously (before 2006) known as:

·??????Fair Quality Grade C

·??????Fair Quality Grade D

·??????Low Quality Grade A

·??????Low Quality Grade B

·??????Low Quality Grade C

·??????Low Quality Grade D

?

Please Note: These grades did not nor do not exist. They are for explanation purposes only to show the reduction from 6 quality groups to 4 quality groups.

?

Although, this change incorporated the two higher grades of Fair Quality into acceptable building code, overall, it upgraded requirements for building construction in British Columbia.

?

This change allows for an expanded range of construction costs with an expanded dollar range in the quality of construction. The pitfall in as far as insurance is concerned the inexperienced damage assessors will give the higher range of like kind value that what was there.

?

This change will mainly affect upgrading for foundations, framing, insulation, building envelope, windows, exterior doors, roofing, electrical, plumbing, heating, and fire suppression.

?

Around the same time as the building code changes, most municipalities are streamlining and adapting standard building bylaw requirements from a common generic standpoint. As an example, if 75 % of the building is damaged by fire, water or wind the entire structure has to be replaced.

?

?

Need an independent Compliance & Regulatory Ruling or Review email us at [email protected] with the following information.

·??????Your name

·??????Your email address

·??????Your phone number

·??????A synopsis of the situation